834

SEC. 834. RED – RESIDENTIAL ENCLAVE DISTRICT. Residential Enclave Districts (RED) encompass many of the clusters of low-scale, medium density, predominantly residential neighborhoods located along the narrow side streets of the South of Market area. Within these predominantly residential enclaves lie a number of vacant parcels, parking lots and other properties in open storage use. These properties are undeveloped or underdeveloped and are viewed as opportunity sites for new, moderate-income, in-fill housing. The zoning controls for this district are tailored to the design needs and neighborhood characteristics of these enclaves and are intended to encourage and facilitate the development of attractive, compatible and economically feasible in-fill housing while providing adequate residential amenities to the site and neighborhood. Dwelling units are permitted as a principal use. Nonresidential uses, except art related activities, are not permitted, except for certain uses in historic buildings. Existing commercial activities in nonresidential structures may continue as nonconforming uses subject to the termination requirements of Sections 185 and 186. Accessory Dwelling Units are permitted.

Table 834 RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE Zoning Category § References Residential Enclave District Controls BUILDING STANDARDS Table 834 RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE Zoning Category § References Residential Enclave District Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250 252, 260, 261, 261.1, 263.21, 270, 270.2, 271 Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in Section 261.1. Except in the Western SoMa SUD, non-habitable vertical projections permitted as set forth in Section 263.21. Mid-block alleys required as set forth in §270.2. Rear Yards §§ 130, 134, Minimum rear yard depth shall be equal to 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet. Front Setback and Side Yards §§ 130, 132, Not Required. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 As required in Section 138.1 Street Frontage Requirements § 145.1 As required in Section 145.1; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings. Parking and Loading Access Restrictions § 155(r) As required by § 155(r) Artworks and Recognition of Artists and Architects § 429 N/A Miscellaneous Design Guidelines and Standards General Plan Commerce and Industry Element Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Large Project Review § 329 As required by § 329. Planned Unit Development § 304 NP Awnings, Canopy, or Marquee § 136 NP(6) Signs § 607 As permitted by Section § 607 1 General Advertising Signs §§ 262, 602, 604, 608, 609, 610, 611 NP

Zoning Category § References Residential Enclave District Controls RESIDENTIAL STANDARDS AND USES Zoning Category § References Residential Enclave District Controls RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit] §§ 135, 136, 80 square feet if private, 54 square feet if publicly accessible. Off-Street Parking Requirements §§ 150, 151.1, 153 - 156, 166, 167, 204.5 No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 50 units or more per § 166.

Off-Street Freight Loading §§ 150, 152, 153 - 155, 204.5 None required if Occupied Floor Area is less than 100,000 square feet. Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C Use Characteristics Intermediate Length Occupancy §§ 102, 202.10 NP Single Room Occupancy § 102 NP Student Housing § 102 NP Residential Uses Dwelling Units § 102 P Group Housing § 102 NP Senior Housing §§ 102, 202.2(f) P Homeless Shelters § 102 C Dwelling Unit Density, General §§ 207, 208 Form-Based Density. Minimum Dwelling Unit Densities, if Applicable § 207.9 Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit Size §§ 207.10, P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1. C for Dwelling Units that exceed the greater of those thresholds. Homeless Shelter Density §§ 102, 208 Density limits regulated by the Administrative Code.

Zoning Category § References Residential Enclave District Controls NON-RESIDENTIAL STANDARDS AND USES Zoning Category § References Residential Enclave District Controls NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, FAR based on permitted height. See §124. Childcare Facilities and Residential Care Facilities are exempt from FAR limits. Off-Street Parking Requirements §§ 150, 151.1, 153 - 156, 166, 204.5 No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 50 units or more per § 166. Off-Street Freight Loading §§ 150, 152, 153 - 155, 204.5 None required if Occupied Floor Area is less than 10,000 square feet. Use Size Limits §§ 121.6; 121.5 C required for single retail use over 50,000 gross square feet. Division of large use sizes per § 121.5. Ground Floor Ceiling Height § 145.1(c)(4) Required minimum floor-to-floor height of 14 feet, as measured from grade. Commercial Use Characteristics Drive-up Facility § 102 NP Formula Retail §§ 102, 303.1 C Hours of Operation § 102 No limit Maritime Use § 102 NP Open Air Sales § 102 NP Outdoor Activity Area § 102 NP Walk-up Facility § 102 NP Non-Residential Uses Uses in Historic Buildings Historic Buildings § 202.11 In Historic Buildings, additional Uses are P; Office Uses and certain Retail Sales and Service Uses are C, as specified in § 202.11. Agricultural Use Category Agricultural Uses* §§ 102, 202.2(c) NP Agriculture, Neighborhood §§ 102, 202.2(c) P Automotive Use Category Automotive Uses § 102 NP Entertainment, Arts and Recreation Use Category Entertainment, Arts and Recreation Uses* § 102 NP Arts Activities, except Theater § 102 C Open Recreation Area § 102 P Industrial Use Category Industrial Uses § 102 NP Institutional Use Category

Institutional Uses* §§ 102, 202.2(e) NP Child Care Facility § 102 P Community Facility § 102 NP Community Facility, Private § 102 NP Public Facility § 102 C Residential Care Facility § 102 P School § 102 NP Social Service and Philanthropic Facility §§ 102, 202.2(e)(2) NP Sales and Service Category Retail Sales and Service Uses* §§ 102, 202.2(a) NP Reproductive Health Clinic §§ 102, 202.5 P Service, Personal § 102 NP(3) Trade Shop § 102 NP(3) Non-Retail Sales and Service* § 102 NP Catering § 102 NP(3) Design Professional § 102 NP(3) Office Uses § 102 NP Trade Office § 102 NP(3) Storage, Wholesale § 102 NP(3) Wholesale Sales § 102 NP(3) Utility and Infrastructure Use Category Utility and Infrastructure uses* § 102 NP Wireless Telecommunications Services Facility § 102 NP(4)

* Not listed below (1) [Note Deleted] (2) [Note Deleted] (3) P in existing nonconforming commercial spaces as set forth in § 186; otherwise NP. (4) P if the facility is a Micro WTS Facility (5) [Note Deleted] (6) Awning or canopy is P if required as a wind mitigation feature. Awnings are also P for Limited Commercial Uses, as described in Section 186 of this Code.

(Added as Sec. 813 by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 66- 11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 42-13, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 287-13, File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15, File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 33-16, File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 162-16, File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. 166-16, File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; redesignated and amended by Ord. 70- 23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026; Ord. 1-26, File No. 250385, App. 1/8/2026, Eff. 2/8/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) AMENDMENT HISTORY Zoning Control Table: 813.68 amended, 813.74A and 813.74B added; Ord. 66-11, Eff. 5/20/2011. Introductory material amended; Zoning Control Table: 813.16A added; 813.01, 813.02, 813.03, 813.05, 813.09, 813.10, 813.12, 813.13, 813.16, 813.18, 813.19, 813.20, 813.21, 813.23, 813.25, 813.26, 813.27, 813.28, 813.29, 813.30, 813.32, 813.37, 813.46, 813.48, 813.54, 813.55, 813.58, 813.66, 813.70, and 813.74B amended; former category 813.11 deleted; Specific Provisions: 813.23 deleted; Ord. 42-13, Eff. 4/27/2013. Zoning Control Table: 813.12 and 813.13 amended [identical amendments previously had been made by Ord. 42-13; Ord. 287-13, Eff. 1/25/2014. Zoning Control Table: 813.16B added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 813.04 and 813.13 amended; Ord. 33-16, Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 813.03 amended; Specific Provisions: 813.03 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: former category 813.70 deleted, 813.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 813.22 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 813.71, 813.74A, and 813.74B amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 813.66 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 813.18 amended; Ord. 303-18, Eff. 1/21/2019. Section redesignated as Sec. 834; Zoning Control Table 813 and Specific Provisions deleted; Table 834 and Table Notes * and (1)-(6) added; Ord. 70-23, Eff. 6/3/2023. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 834 amended; Note (5) deleted; Ord. 297-24, Eff. 1/19/2025. Table 834 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material, Table 834, and Note (6) amended; Ord. 245-25, Eff. 1/12/2026. Table 834 amended; Ord. 1-26, Eff. 2/8/2026. Table 834 amended; Notes (1) and (2) deleted; Ord. 37-26, Eff. 4/11/2026. CODIFICATION NOTE 1. So in Ord. 70-23. SEC. 835. RED-MX – RESIDENTIAL ENCLAVE-MIXED DISTRICT. Residential Enclave-Mixed Districts (RED-MX) encompass some of the clusters of low-scale, medium density, predominantly residential neighborhoods located along the narrow side streets of the Western SoMa area. Many parcels in these residential enclaves are underdeveloped and represent opportunities for new residential and low-intensity commercial uses. While residential uses are encouraged throughout these districts, group housing is limited, and student housing and single-room-occupancy units are prohibited. Small-scale retail, restaurants, arts activities, and other commercial uses are principally permitted to create the potential for more active, mixed use alleys. Some automobile-related and production, distribution, and repair uses are also permitted with limitations. Existing commercial activities in nonresidential structures may continue as nonconforming uses subject to the termination requirements of Article 1.7. Accessory Dwelling Units are permitted.

Table 835 RED-MX – RESIDENTIAL ENCLAVE-MIXED DISTRICT ZONING CONTROL TABLE Zoning Category § References Residential Enclave-Mixed District Controls BUILDING STANDARDS Table 835 RED-MX – RESIDENTIAL ENCLAVE-MIXED DISTRICT ZONING CONTROL TABLE Zoning Category § References Residential Enclave-Mixed District Controls BUILDING STANDARDS Massing and Setbacks